A senior Inverness councillor has said this week represents a decisive moment for how short term lets are regulated across the Highlands, as the issue comes before Highland Council’s Economy and Infrastructure Committee.
Inverness Central Labour councillor Michael Gregson said the committee meeting could determine whether the Council moves to consult on the creation of Short term Let Control Areas.
Two potential control areas are being proposed, one covering Inverness City and another covering rural parts of the Highlands.
The move follows recommendations from several Area Committees and growing concern from communities across the region about the impact of short term lets on housing availability, affordability and community sustainability.
Councillor Gregson said the rapid growth of short term lets was no longer confined to urban centres and was now affecting communities across the Highlands.
He said the issue was closely linked to depopulation, school closures, rising house prices and the erosion of permanent communities in both urban and rural areas.
Speaking ahead of the committee meeting, Councillor Gregson said:
“The matter now comes before the key strategic Committee, and I hope members will follow the conclusions of several Area Committees, in moving to consultation on 2 proposed Short-term Let Control Areas.
“One would be for Inverness City; the other for Rural areas.
“I believe, if we’re serious about addressing the Housing crisis, these Controls, and Planning scrutiny, of Short-term Lets are essential steps.
“I’ve spoken previously about the huge concentration in residential areas of Inverness.
“But the rapid growth in STLs really affects almost the whole of the Highlands. Communities, from Torridon, Skye, Gairloch, Duror, Ardgour, Fort Augustus and elsewhere have expressed their concerns strongly in Local Place Plans, and these concerns need to be heard.
“Seeking STL Control Areas as I hope the Committee does on Thursday is about sustaining local communities.
“In Skye, HIE’s 2022 survey shows that 85% of respondents said there were too many second homes, 81% that there were too many Short-term Lets.”
Council Officers have identified key indicators:
Lack of affordable and appropriate housing for local residents, perhaps indicated by a high share of sale volumes to, and high prices paid by, non-residents.
Detrimental impact on local amenity, with businesses, schools or other services that serve, and are reliant on, permanent residents closing or relocating.
Changes to the look and feel of a neighbourhood, such as multiple key boxes on many buildings or structures or noise on streets and in stairwells.
Signs that services are struggling, such as many instances of overflowing bins.
A significantly higher level of complaints relevant to use of dwellinghouses as short-term lets from neighbours spread across a number of tenements or 5 properties than in a comparable area.
“While some of these indicators apply more in the urban setting, there are similar effects on the availability of housing in rural areas.
“We’re seeing schools closed or mothballed because there aren’t enough children in the area anymore.
“We’re seeing more and more housing being bought by people from outwith Highland, pushing up house prices.
“And we’re seeing new houses being built and then immediately becoming Short-term Lets.
“These trends are disastrous in an area battling depopulation, and smaller communities struggling to survive.
“Opponents will say, ‘We need Tourism, and Controlling Short-term Lets threatens our Tourism and Hospitality.’
“But we need communities to sustain our great Tourism offering.
“It’s not anti-tourism to say that there needs to be a balance, that there needs to be private rented accommodation as well as holiday lets.
“It’s certainly not anti-tourism to say that seasonal workers in hospitality and workers in other sectors need somewhere to stay.
“And it’s absolutely not anti-tourism to say that house prices have risen beyond the reach of local people, as a result of the shortage of housing and the desirability of some areas.
“I hope this week’s Economy & Infrastructure Committee supports consulting widely on this important issue.
“People across the Highlands must have their say.
“At the end of the day, Highland Council needs to compile clear reasons for seeking the Designation of Short-term Let Control Areas, and these must be based on evidence and testimony.”
The Economy and Infrastructure Committee is expected to consider whether to proceed to formal consultation later this week.
